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Website: http://www.allpointinspections.com
Email: info@allpointinspections.com
Inspector's email: info@allpointinspections.com
Phone: (360) 394-1667
Inspector's phone: (360) 394-1667
19408 Langaunet Ln. NE 
Poulsbo, WA 98370
Inspector: Jim Gallant
Washington State Home Inspector Cert/Lic #313
WSDA Certified structural pest inspector #63467
InterNACHI Member #NACHI04012337

 

Full General Home Inspection and Structural Pest Inspection
WA State Dept. Agriculture ICN#00000000
Client(s): Valued Client
Property address: Anytown, USA
Inspection date: 4/24/2012
This report published on Sunday, June 03, 2012 10:14:27 PM PDT

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This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

WAC 16-228-2045 requires that a diagram be prepared for WDO (Wood Destroying Organism) inspection reports. A copy is available upon request.

For information on follow-up inspections, please see the bottom section of this report.


Thank you for choosing All Point Home Inspections. We've made every effort to provide you with a thorough, high quality inspection, and hope that the information in this report proves to be valuable in your consideration of this property. If for any reason you are unsatisfied with this report, or have questions after reviewing it, please don't hesitate to call us. If you are satisfied, please tell your friends about us.

This inspection complies with the American Society of Home Inspectors' (ASHI) Standards of Practice and the National Association of Home Inspectors' (NAHI) Standards of Practice. This report is intended to identify major defects within a structure that significantly affect its habitability or that cost in excess of $500 to repair, although minor defects may be noted in the report. Cosmetic items such as damaged molding, trim, doors, cabinets, interior paint or carpet are generally excluded from this report.

Home inspection reports by nature focus on defects and may seem negative in tone. Some features of this property may be in excellent condition and of high quality but have not been mentioned, or been deemed adequate in the report. This is not meant to downplay this property's assets, but to focus on alerting you to potentially expensive problems. Bear in mind that all homes, regardless of their age, have some number of defects.

Areas of the property that are excluded due to lack of access are vulnerable to infestation and damage from wood destroying insects and organisms.

 
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information.
Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection only involves a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
MonitorRecommend monitoring in the future 
CommentFor your information 

Wood Destroying Organism Concerns
Concerns relating to wood destroying organisms are shown as follows:
InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) 

Click here for a glossary of building construction terms. Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows
Wood Destroying Organism Findings
 
General Information Return to table of contents
Report number: 20120224-1
Time started: 10:30 AM
Time finished: 3:15 PM
Present during inspection: Client
Client present for discussion at end of inspection: Yes
Weather conditions during inspection: Rain
Temperature during inspection: Cool
Ground condition: Damp
Recent weather: Dry (no rain)
Overnight temperature: Cold
Inspection fee: $450
Payment method: Check
Type of building: Single family
Buildings inspected: One house
Age of main building: 1930
Source for main building age: Municipal records or property listing
Front of building faces: South
Main entrance faces: South
Occupied: No
1) Structures built prior to the mid 1980s may contain lead and/or asbestos. Lead is commonly found in paint and in some plumbing components. The EPA does not recognize newer coats of paint as encapsulating older coats of lead-based paint. Asbestos is commonly found in various building materials such as insulation, siding, and/or floor and ceiling tiles. Laws were passed in 1978 to prohibit usage of lead and asbestos, but stocks of materials containing these substances remained in use for a number of years thereafter. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist. Consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement specialists for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit:
http://www.epa.gov
http://www.cpsc.gov
http://www.cdc.gov

2) Based on substandard and non-standard construction observed, additions to this property may have been made without the owner having attained permits or inspections from the municipality. Work may have been performed by someone other than a qualified contractor or person. Consult with the property owner about this, and if necessary research permits.

At worst case, if substantial work was performed without permits, this knowledge must be disclosed when the building is sold in the future. This can adversely affect future sales. Also, the local municipality could require costly alterations to bring the building into legal compliance or even require that the additions or modifications be removed.
 
Grounds Return to table of contents
Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.
Site profile: Level, Minor slope
Condition of driveway: Appeared serviceable
Driveway material: Gravel
Condition of deck, patio and/or porch covers: Appeared serviceable
Deck, patio, porch cover material and type: Covered (Refer to Roof section)
Condition of decks, porches and/or balconies: Required repairs, replacement and/or evaluation (see comments below)
Deck, porch and/or balcony material: Wood
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood
3) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

Photo 155  
 

4) Handrails at one or more flights of stairs were not graspable and posed a fall hazard. Handrails should be 1 1/4 to 2 inches in diameter if round, or 2 5/8 inches or less in width if flat. Recommend that a qualified person install graspable handrails or modify existing handrails per standard building practices.

Photo 18  
 

5) One or more treads at exterior stairs were loose and damaged. This is a potential fall hazard. Recommend that a qualified person repair as necessary.

Photo 19  
Loose tread, west side.

Photo 20  
Location of loose treads.

Photo 27  
Broken stair tread, east side.
 

6) Fungal rot was found in stringers, treads at one or more sets of exterior stairs. Fungal rot in some stair components may pose a safety hazard. Recommend that a qualified person evaluate and repair as necessary. All rotten wood should be replaced.

Photo 7  

Photo 8  
Rotten tread at front steps.

Photo 9  
Rotten stringer at front steps.
 

7) Soil was in contact with or close to wooden stairs at one or more locations. This is a conducive condition for wood-destroying organisms. Soil should be graded and/or removed so no wood-soil contact is present, if possible. Otherwise, installing products such as borate-based Impel rods may help to prevent infestation and damage. For more information, visit:
http://www.google.com/search?q=impel+rods

Photo 16  
West side stringer in contact with soil.

Photo 17  
Stringers in soil.

8) Some nails securing decking boards were loose and were not flush with the surfaces of boards. Boards are more likely to loosen and warp. This may pose a safety hazard to those with bare feet. Recommend that a qualified person repair as necessary. For example, by replacing nails or installing screws. Note that existing nails that are simply pounded back in will be likely to loosen again.

Photo 4  

Photo 5  
 
Exterior and Foundation Return to table of contents
Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.
Condition of wall exterior covering: Required repairs, replacement and/or evaluation (see comments below)
Apparent wall structure: Wood frame
Wall covering: Wood, Cement fiber
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Poured in place concrete
Footing material (under foundation stem wall): Poured in place concrete
Anchor bolts or hold downs for seismic reinforcement: Installed
Shear panels for seismic reinforcement: Not determined (inaccessible or obscured)
9) Some sections of siding and/or trim were missing and/or deteriorated. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Photo 37  
Siding missing above roof surface.

Photo 41  
Shingles used in lieu of flashing and siding above roof surface.

Photo 47  
Siding missing above roof surface, west side.

Photo 152  
Cracked siding.

10) Gaps were found between the bottom of one or more support posts and the footing or pier below. Such support posts don't transfer loads to the footing below. Floors and/or the structure can deflect, resulting in non-level floors or damage to the structure. Recommend that a qualified contractor repair as necessary.

Photo 144  
Gap below support post in south crawl space.
 

11) Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.

Photo 1  

Photo 10  

12) The exterior finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim are can be damaged by moisture with a failing finish. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person prep (e.g. clean, scrape, sand, prime, caulk) and repaint the building exterior where necessary. Any repairs needed to the siding or trim should be made prior to repainting.

Photo 6  
Trim at front porch.

Photo 12  
Peeling paint on west side siding.

13) Caulk was missing, deteriorated in some areas. For example, at trim and siding junctions. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used. For more information, visit:
http://www.reporthost.com/_docs/FPL_Caulking_Ins_Outs.pdf

Photo 23  
Deteriorated caulk at west side trim.

Photo 29  
Deteriorated caulk at siding junctions.
 
Crawl Space Return to table of contents
Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

Crawl space inspection method: Partially traversed, Viewed from hatch(es)
Location of crawl space access points: East basement, master bedroom closet, south exterior
Condition of floor substructure above crawl space: Appeared serviceable
Pier or support post material: Wood
Beam material: Solid wood
Floor structure: Solid wood joists
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below), Not applicable, none installed
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Required repairs, replacement and/or evaluation (see comments below), Not applicable, none installed
Vapor barrier present: Yes, Fullin the north crawl space
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: Unconditioned space, with vents, without vents
14) No vapor barrier was installed in the east crawl space. This is a conducive condition for wood-destroying organisms due to the likelihood of water evaporating from the soil below up into the structure. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified contractor install a vapor barrier per standard building practices.

Photo 130  
No vapor barrier on soil in east crawl space.
 

15) Ventilation for the crawl spaces was substandard. There were too few vents or no vents in various crawl space areas. This can result in high levels of moisture in the crawl space and is a conducive condition for wood-destroying organisms. One square foot of vent area should be installed for 150 square feet of crawl space. Vents should be evenly distributed and within a few feet of corners to promote air circulation. Recommend that a qualified contractor install or improve venting per standard building practices.
16) One or more crawl space vents were blocked by insulation. This restricts ventilation in the crawl space and can result in increased levels of moisture inside. This is a conducive condition for wood-destroying organisms. Materials or items blocking vents should be removed as necessary.

Photo 141  
Vent blocked by insulation in north crawl space.
 

17) Some areas of the crawl space had less than 18 inches of vertical clearance (under front porch). This limits access for periodic evaluation, and for repairs or modifications when needed. Recommend that a qualified contractor make modifications as necessary, such as excavating soil, so at least 18 inches of vertical clearance is maintained throughout the crawl space.

Photo 151  
No access to area under south porch due to limited height.
 

18) One or more support posts were not positively secured to the beam above. While this is common in older homes, current standards require positive connections between support posts and beams above for earthquake reinforcement. Recommend that a qualified contractor repair per standard building practices. For example, by installing metal plates, plywood gussets or dimensional lumber connecting posts and beams.

Photo 140  
North crawl space.

Photo 145  
South crawl space.

19) No insulation was installed under the floor above the east and south crawl spaces. Recommend that a qualified person install insulation for better energy efficiency and per standard building practices. Typically this is R-19 rated fiberglass batt with the attached facing installed against the warm (floor) side.

Photo 127  
No under-floor insulation in east crawl space.

Photo 143  
Missing under-floor insulation in south crawl space.

20) The vapor barrier in some areas of the crawl spaces was loose or askew. Soil was exposed as a result and will allow water from the soil to evaporate up into the structure. This is a conducive condition for wood-destroying organisms. A 6 mil black plastic sheet should be placed over all exposed soil with seams overlapped to 24 inches, and not in contact with any wood structural components. The sheeting should be held in place with bricks or stones, not wood. Recommend that a qualified person replace or repair the vapor barrier where necessary and per standard building practices.

Photo 138  
Exposed soil in north crawl space.

Photo 147  
Exposed soil in south crawl space.

21) One or more outdoor crawl space access hatches or doors were damaged, deteriorated or substandard. Water and/or vermin can enter the crawl space. Recommend that a qualified person replace, install or repair hatches or doors where necessary.

Photo 153  
Substandard access hatch to south crawl space.
 

22) Many sections of under-floor insulation above the north crawl space have fallen down and/or had substandard support. This may result in reduced energy efficiency. Recommend that a qualified person install or replace insulation per standard building practices.

Photo 134  
North crawl space.

Photo 135  
North crawl space.

Photo 136  
North crawl space.

Photo 137  
Wire spanning numerous joist bays to support insulation in north crawl space.

Photo 139  
North crawl space.

Photo 142  
Missing under-floor insulation in north crawl space.

23) Cellulose material such as cardboard forms was found in the crawl space. This is a conducive condition for wood-destroying organisms. Recommend removing all cellulose-based debris or stored items.

Photo 133  
North crawl space.
 

24)   One or more indoor crawl space access hatches or doors were not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing weatherstripping and insulation per current standards at hatches or doors for better energy efficiency and to prevent dust or odor-laden air from the crawl space entering living spaces.

Also, the master bedroom closet access door was very tight and difficult to open. Recommend trimming hatch to make it easier to open.

Photo 132  
Crawl space access in master bedroom closet. No weatherstrip or insulation. Hatch was very tight.
 
 
Roof Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.
Roof inspection method: Traversed
Condition of roof surface material: Required repair, replacement and/or evaluation (see comments below)
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable, Hipped
Apparent number of layers of roof surface material: Not determined, may be multiple
Condition of exposed flashings: Required repair, replacement and/or evaluation (see comments below)
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
Gutter and downspout material: Plastic
Gutter and downspout installation: Full
25) OSB roof sheathing was rotten and/or water-damaged in several areas. Recommend that a qualified contractor evaluate and replace sheathing where necessary.

Photo 14  
Rotten OSB roof sheathing, west side.

Photo 15  
Location of rotten sheathing.

Photo 21  
Water-damaged OSB decking, west side.

Photo 28  
Water-damaged OSB roof sheathing, NE corner.

26) The shingled roof surface and related flashings were substandard in numerous ways. For example:Leaks are likely to occur as a result. Recommend that a qualified roofing contractor evaluate and repair per standard building practices. Note that this may require re-roofing the entire roof.

Photo 30  
Shingles don't overhang gable end trim.

Photo 32  
Exposed nail head between shingle tabs.

Photo 33  
Exposed nail head between shingle tabs.

Photo 34  
Random shingle pattern.

Photo 35  
Random shingle pattern.

Photo 38  
One long piece of flashing used instead of step flashing.

Photo 40  
Substandard pipe flashing (shingles over flashing, sealant used.

Photo 43  
Sealant used instead of step flashing and counter flashing at masonry chimney.

Photo 45  
OSB sheathing ends exposed.
 

27) The siding on one or more exterior walls was in contact with or too close to roof surfaces below. This is a conducive condition for wood-destroying organisms. There should be a gap of 1 1/2 to 2 inches between a roof surface and siding above. The gap is meant to prevent water from wicking up into the bottom edge of the siding and causing fugal rot, or damaging the siding. There may also be inadequate space for additional layers of roofing materials in the future. Recommend that a qualified contractor repair per standard building practices. For example, by trimming the siding.

Photo 39  
Siding in contact with shingles.

Photo 42  
Siding in contact with shingles.

Photo 46  
Siding in contact with shingles.
 

28) One or more downspouts were loose. Some plastic gutter junctions were stained and may leak during rainfall. Rainwater can come in contact with the building exterior or accumulate around the building foundation as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary.

Photo 3  
Loose downspout at SE corner.
 

29) Significant amounts of debris have accumulated in one or more gutters. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters now and as necessary in the future.

Photo 31  
Debris in gutters.
 

30) Moss was growing on the roof. As a result, shingles can lift or be damaged. Leaks can result and/or the roof surface can fail prematurely. Efforts should be made to kill the moss during its growing season (wet months). Typically, zinc or phosphate-based chemicals are used for this and must be applied periodically. For information on various moss treatment products and their pros and cons, visit:
http://www.google.com/search?q=moss+on+roof

Photo 36  
 
 
Attic and Roof Structure Return to table of contents
Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.
Attic inspection method: Viewed from hatch(es)
Location of attic access point #A: Master bedroom closet
Location of attic access point #B: Bedroom closet, second floor
Attic access points that were opened and viewed, traversed or partially traversed: A
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Required repair, replacement and/or evaluation (see comments below)
Ceiling insulation material: Fiberglass roll or batt, Mineral wool roll or batt
Approximate attic insulation R value (may vary in areas): R-30at best
Condition of roof ventilation: Required repair, replacement and/or evaluation (see comments below)
Roof ventilation type: Gable end vents, Open soffit vents
31) The facing on fiberglass batt insulation in one or more attic spaces was exposed. In most cases, the facing is flammable and poses a fire hazard. Also, the facing typically acts as a vapor barrier, and if located away from the interior surfaces can trap moisture from condensation in the cavity between the facing and the interior spaces. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by reinstalling or replacing insulation per standard building practices and per the manufacturer's instructions.

Note that the inspector was unable to evaluate areas obscured by insulation to determine if any damage (e.g. rot, insect infestation) has already occurred due to moisture accumulation. When insulation repairs are made, recommend that the exposed structure be evaluated and repairs made if necessary.

Photo 77  
Attic above master bedroom closet.
 

32) One or more sections of the roof structure appeared to have substandard ventilation, there were too few soffit and/or ridge vents. This can result in high attic and roof surface temperatures, reduce the life of the roof covering materials, and/or increase cooling costs. High levels of moisture are also likely to accumulate in the roof structure or attic, and can be a conducive condition for wood-destroying organisms. Standard building practices require one free square foot of ventilation for every 150 square feet of attic space, and that vents be evenly distributed between the lowest points of the roof structure and the highest points to promote air circulation. Often this means that both soffit vents and ridge or gable end vents are installed. Recommend that a qualified contractor evaluate and repair per standard building practices.

Photo 2  
No soffit vents.
 

33) The ceiling insulation installed in the attic was substandard in many areas and appeared to have an R rating that's significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
34) One or more attic access hatches or doors were missing, not insulated, or had substandard insulation. Weatherstripping was also missing or substandard. Recommend installing hatches, weatherstripping and insulation per current standards at hatches or doors for better energy efficiency. For more information, visit:
http://www.reporthost.com/_docs/atticaccess.pdf

Photo 131  
Open attic in master bedroom closet.
 
 
Electric Return to table of contents
Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide detectors is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide detectors should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200
System ground: Not determined, not readily apparent
Condition of main service panel: Required repair, replacement and/or evaluation (see comments below)
Condition of sub: Appeared serviceable
Location of main service panel #A: Basement
Location of sub-panel #B: Laundry room
Location of main disconnect: Breaker at top of main service panel
Circuit breakers that were in the "off" position: water heater
Condition of branch circuit wiring: Required repair, replacement and/or evaluation (see comments below)
Branch circuit wiring type: Non-metallic sheathed, Knob and tube
Solid strand aluminum branch circuit wiring present: None visible
Smoke alarms installed: Yes, but not tested
Carbon monoxide alarms installed: No, recommend install
35) Substandard wiring was found in the crawl spaces, attics, basement and interior rooms. For example, exposed wiring, loose wiring, unterminated wires, missing cover plates, extension or lamp cord used as permanent wiring and loose boxes. This is a safety hazard. Recommend that a qualified electrician evaluate and repair as necessary and per standard building practices.

Photo 62  
Basement junction box.

Photo 63  
Wires near pressure tank in basement.

Photo 64  
Basement junction box.

Photo 75  
Junction box in upstairs closet/attic space.

Photo 79  
Lamp cord used for kitchen lighting.

Photo 120  
Loose, unterminated wires in upstairs attic.

Photo 126  
Loose, unterminated wiring in east crawl space.

Photo 150  
Loose wiring and box in south crawl space. Missing cover plate too.

Photo 92  

Photo 114  
Broken cover plate.

Photo 119  
Loose box upstairs.
 

36) Energized "knob and tube" wiring was found at one or more locations. This type of wiring was commonly installed prior to 1950. It is ungrounded and considered unsafe by today's standards. Over time, the wire's insulation can become brittle and fall apart or wear thin, resulting in exposed conductors and a risk of shock and/or fire. This wiring is also easily damaged by covering it with insulation (a common practice), and incorrectly tapping new wiring into it.

It is not within the scope of this inspection to determine what percentage of this property's wiring is of the knob-and-tube type, or to determine what percentage of the knob and tube wiring is energized versus abandoned. Recommend that a qualified electrician evaluate this wiring and make repairs or replace wiring as necessary.

Note that some insurance companies may be unwilling to offer homeowner's insurance for properties with knob and tube wiring. Consult with your insurance carrier regarding this. For more information, visit:
http://www.google.com/search?q=knob+tube+wiring

Photo 69  
Energized knot and tube wiring in basement.

Photo 122  
Knob and tube wiring in attic.

37) One or more electric receptacles (outlets) at the kitchen had no visible ground fault circuit interrupter (GFCI) protection, or the inspector was unable to determine if GFCI protection was present. If not GFCI-protected, receptacles in wet areas pose a shock hazard. Recommend that a qualified electrician evaluate and install GFCI protection if necessary and per standard building practices. General guidelines for GFCI-protected receptacles include the following locations:For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/099.pdf

Photo 81  
No GFCI protection for kitchen receptacles.
 

38) One or more modern, 3-slot electric receptacles (outlets) were found with an open ground. Three-slot receptacles should have a hot, a neutral and a ground wire connected. Homeowners often install new 3-slot receptacles on older, 2-wire circuits that only have hot and neutral wires. This is a shock hazard when appliances that require a ground are used with these receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers, portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. Where the electric system was installed prior to when grounded circuits were required (1960s), it is permissible to replace 3-slot receptacles with 2-slot receptacles to prevent appliances that require a ground from being plugged in to an ungrounded circuit. However, the client should be aware of this limitation when planning use for various rooms, such as an office. For newer electric systems, circuits should be repaired so grounded, 3-wire cables provide power to 3-slot receptacles. Recommend that a qualified electrician repair per standard building practices.

Photo 80  
Open ground receptacle in kitchen.

Photo 93  

Photo 95  
 

39) Light fixtures with fully or partially exposed incandescent bulbs were installed in one or more closets. This is a fire hazard. Flammable stored items can come into contact with hot bulbs, or hot fragments from broken bulbs can fall on combustible materials. Closet lighting should use fluorescent light fixtures or fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. If globes or covers are missing, they should be replaced. Otherwise recommend that a qualified electrician replace closet lights per standard building practices.

Photo 123  
Upstairs closet light.
 

40) Smoke alarms were missing from bedrooms and on one or more levels. Additional smoke alarms should be installed as necessary so a functioning detector exists in each hallway leading to bedrooms, in each bedroom, on each level and in any attached garage. For more information, visit:
http://www.cpsc.gov/cpscpub/pubs/5077.html

41) One or more bushings were missing from where wires enter holes in panel(s) #A. This is a potential safety hazard because the wiring insulation can be cut or abraded on the metal edge of the hole(s). Recommend that a qualified electrician install bushings where missing.

Photo 66  
Missing bushing in main service panel.
 

42) One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.

Photo 22  
 

43) Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA. For more information, visit:
http://www.google.com/search?q=old+smoke+alarms

Photo 68  
Basement smoke detector.
 

44) No carbon monoxide alarms were visible. This is a potential safety hazard. Some states and/or municipalities require CO alarms to be installed for new construction and/or for homes being sold. Recommend installing approved CO alarms outside of each separate sleeping area in the immediate vicinity of the bedrooms on each level and in accordance with the manufacturer's recommendations. For more information, visit:
http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html

45) Screws used to secure the cover to the laundry room sub panel were the wrong size and could be pushed in by hand rather than needing to be turned with a screwdriver. Recommend that qualified person install the correct screws to secure the cover.

Photo 72  
Wrong size screws used to secure sub panel cover.
 

46) One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.

Photo 96  
No power at living room receptacle.

Photo 97  
No power at living room receptacle.

47) The legend for circuit breakers or fuses in panel(s) #A was missing, incomplete, illegible or confusing. This is a potential shock or fire hazard in the event of an emergency when power needs to be turned off. Recommend correcting the legend so it's accurate, complete and legible. Evaluation by a qualified electrician may be necessary.

Photo 67  
Main service panel legend.
 

48) One or more light fixtures were inoperable (didn't turn on when nearby switches were operated). Recommend further evaluation by replacing bulbs and/or consulting with the property owner. If replacing bulbs doesn't work and/or no other switch(es) can be found, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Photo 74  
Light over stairs inoperable.

Photo 76  
Upstairs light.

Photo 115  

Photo 113  

49) Bulbs in one or more light fixtures were missing, inoperable or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Photo 103  
Missing bulb in ceiling light.
 
 
Plumbing / Fuel Systems Return to table of contents
Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.
Condition of service and main line: Appeared serviceable
Location of main water meter: Not applicable (private or shared well)
Location of main water shut-off: Basement
Water service: Community well
Water pressure (psi): 65 psi
Service pipe material: Plastic
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper, PEX plastic, CPVC plastic
Condition of drain pipes: Required repair, replacement and/or evaluation (see comments below)
Drain pipe material: Plastic, Galvanized steel
Condition of waste lines: Required repair, replacement and/or evaluation (see comments below)
Waste pipe material: Plastic, Cast iron
Location(s) of plumbing clean-outs: Basement
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Visible fuel storage systems: Above ground, oil tank, in yard
Location of main fuel shut-off valve: At oil tank
50) One or more plumbing cross-connections were found. This occurs when a direct link between potable and gray or waste water lines exists. If the supply pressure drops suddenly, siphoning can occur and pull sewage water from drain lines into supply lines, contaminating drinking water. This can occur when the water supply system is turned off, or when the municipality flushes water mains. Some examples include: a garden hose resting on the ground or in a container of water while connected to a spigot, a faucet outlet or spout below the rim or upper-most level of a sink or tub, when a sink or bathtub with a sprayer or shower head has a hose that falls below the rim and could allow contaminated water to be drawn into the supply piping, or a toilet where the water supply line becomes detached and falls below the water level or drain overflow tube. The water in the tank may be drawn into the supply line if the pressure goes off. Conditions have to be just right for these problems to occur, but they are possible. Recommend consulting with a qualified plumber, and having repairs made if necessary. For more information, visit:
http://www.google.com/search?q=cross+connection+plumbing+hazard

Photo 111  
 

51) Copper water supply pipes were installed. Copper pipes installed prior to the late 1980s may be joined with solder that contains lead, which is a known health hazard especially for children. Laws were passed in 1985 prohibiting the use of lead in solder, but prior to that solder normally contained approximately 50% lead. The client should be aware of this, especially if children will be using this water supply system. Note that the inspector does not test for toxic materials such as lead. The client should consider having a qualified lab test for lead, and if necessary take steps to reduce or remove lead from the water supply. Various solutions include:For more information visit:
http://www.cpsc.gov/CPSCPUB/PUBS/5056.html
http://www.epa.gov/safewater/lead

Photo 59  
 

52) One or more leaks were found in drain, waste pipes or fittings. A qualified plumber should evaluate and repair as necessary.

Photo 60  
Leak in main waste stack pipes/junction.

Photo 61  
Leak in drain pipe near main waste stack.

53) One or more drain pipes or fittings were substandard. Recommend that a qualified plumber evaluate and repair as necessary and per standard building practices.

Photo 129  
Tape on drain pipe (for kitchen sink?) in east crawl space.
 

54) Evidence of one or more possible abandoned underground oil storage tanks was found (e.g. vent pipe, metal supply lines). Recommend attempting to determine if underground tank(s) exist on this property, and/or if tank(s) have been removed or legally decommissioned. If the tank(s) haven't been decommissioned or removed, then the client may be liable for decommission and/or cleanup of contaminated soil in the future. Recommend the following:Also recommend remove the abandoned above-ground oil tank.

Photo 65  
Old oil supply line in basement by main service panel.

Photo 11  

55) Water supply pipes in the crawl space were not insulated. Recommend insulating pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

Photo 128  
Water supply pipes with no insulation in east crawl space.
 

56) One or more hose bibs (outside faucets) weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. Recommend that a qualified person install fasteners per standard building practices.

Photo 24  
Loose hose bib, despite screws being installed.
 

57) Based on visible components or information provided to the inspector, this property appeared to have a private sewage disposal (septic) system. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Generally, septic tanks should be pumped and inspected every 3 years. Depending on the type of system and municipal regulations, inspection and maintenance may be required more frequently, often annually. Recommend the following:For more information, visit:
http://www.google.com/search?q=private+septic+systems

58) Based on information provided to the inspector, the water supply to this property is from a shared or community well. These are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. Recommend that the client review the recorded agreements regarding the well, the deeds of the property owners involved, and easements permitting access to, use of, and maintenance of the water system. If no shared well agreement exists, access to the well water supply will be uncertain. Also recommend the following:
 
Water Heater Return to table of contents
Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.
Condition of water heater: Not determined (inaccessible, obscured, or water, power or gas service off)
Type: Tank
Energy source: Electricity
Capacity (in gallons): Not determined (label obscure or inaccessible)
Manufacturer: Not determined (label obscure or inaccessible)
Location of water heater: Basement
59) The water heater did not have earthquake straps or struts installed. This is a potential safety hazard in the event of an earthquake due to the risk of the water heater tipping over, gas lines breaking if it's gas-fired, or electric wiring being damaged if powered by electricity. Leaks can also occur in water-supply pipes. Recommend that a qualified person install earthquake straps or struts as necessary and per standard building practices.

Photo 55  
 

60) No drain line was installed for the temperature-pressure relief valve. This is a potential safety hazard due to the risk of scalding if someone is standing next to the water heater when the valve opens. Recommend that a qualified plumber install a drain line per standard building practices.

Photo 56  
TPR valve with no drain line.
 

61) The temperature-pressure relief valve was leaking. Recommend that a qualified plumber repair as necessary. For example, by replacing the valve.

Photo 57  
Leaking TPR valve.
 

62) No water shut-off valve was visible for the water heater. A shut-off valve allows the water supply to be turned off when the water heater needs repair or replacement, while allowing the remainder of the plumbing system to be operable (e.g. toilets, sinks). Recommend that a qualified plumber install a local shut-off valve per standard building practices.
63) 3/4 inch and 1/2 inch supply lines were installed for the water heater. Normally 3/4 inch lines are installed for an adequate flow. Recommend that a qualified plumber upgrade the 1/2 inch line and make other changes if necessary per standard building practices.

Photo 58  
1/2" pipe used for water supply at water heater.
 

64) The water heater's electricity supply was off. The water heater and hot water supply system (e.g. faucets, controls) were not fully evaluated because of this. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the water heater is operable. Note that per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or over-current protection devices, or any controls other than "normal controls."

Also, a permanently installed insulated jacket was installed on the water heater. It obscured the manufacturer's information label and/or most of the water heater. This further limited the inspector's ability to evaluate the water heater.

Photo 53  
 

65) The estimated useful life for most water heaters is 8-12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The client should be aware that this water heater may be near, at or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age.

If found to be near, at or beyond its useful lifespan, recommend budgeting for a replacement in the near future, or considering replacement now before any leaks occur. The client should be aware that significant flooding can occur if the water heater does fail. If not replaced now, consider having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water does leak.

Photo 54  
 
 
Heating, Ventilation and Air Condition (HVAC) Return to table of contents
Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).
General heating system type(s): Forced air, Furnace, Heat pump
General heating distribution type(s): Ducts and registers
Condition of electric heaters (not forced air): Not determined (inaccessible, obscured, or power off)
Electric heater type (not forced air): In-floor, radiant
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Forced air heating system manufacturer: Trane
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): At base of air handler
Condition of forced air ducts and registers: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Type: Split system, Heat pump
Manufacturer: Trane
Condition of controls: Appeared serviceable
24 hour automatic ventilation system present: Yes
66) What appeared to be asbestos wrap was found on some ducts. However, it appeared to be intact and not significantly deteriorated. Asbestos may pose a health hazard when airborne. If this is asbestos, in some cases, no action is needed except to leave this material undisturbed. The client may wish to have this material tested by a qualified specialist to determine if it is asbestos, and if it should be removed or encapsulated. For information on asbestos hazards in the home, visit:
http://www.cpsc.gov/CPSCPUB/PUBS/453.html

Note that evaluating for the presence of asbestos is beyond the scope of this inspection. Any mention of these materials in this report is made as a courtesy only, and meant to refer the client to a specialist.

Photo 148  
Wrapped ducts in south crawl space.

Photo 149  
Deteriorated wrap in ducts in south crawl space.

67) One or more heating or cooling ducts in an unconditioned space (e.g. crawl space, attic or basement) were not insulated, or the insulation was substandard. This can result in reduced energy efficiency, moisture inside heating ducts, and/or "sweating" on cooling ducts". Recommend that a qualified person repair as per standard building practices. For example, by wrapping ducts in insulation with an R-value of R-8.

Photo 146  
Wrapped ducts in south crawl space.
 

68) Insulation for the outside condensing unit's refrigerant lines was deteriorated in some areas. This may result in reduced efficiency and increased energy costs. A qualified person should replace insulation as necessary.

Photo 25  
Deteriorated insulation on outside refrigerant line.
 

69) The last service date of the forced air heating/cooling system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified contractor should service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the HVAC contractor when it's serviced.
70) The air handler's primary condensate drain line was routed so it drains close the the foundation. Significant amounts of water can be produced by this system and can cause water infiltration. In extreme cases, the wet soil may not adequately support the foundation. Recommend repairing as necessary so condensate water drains well away from the foundation. For example, by installing a splash block.

Photo 26  
Condensate drain line.
 

71) Recommend replacing or washing HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or washing them as necessary. How frequently they need replacing or washing depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of cleaning, number of occupants, the season).
72) The thermostat for the electric radiant floor heat in the master bathroom was inoperable (no info displayed). This system was not operated or evaluated. If concerned about this being operational, the client should have a qualified electrician evaluate and repair if necessary. Note that the tile floor was very uneven. It's likely that the installation of this system is substandard, if it even works.

Photo 112  
Thermostat for electric radiant floor heat in master bathroom. Display inoperable.
 

73) An exhaust fan with a 24 or 12 hour timer was installed and served as a simple ventilation system. The timer can be configured to operate the fan automatically one or more times per day for a set length of time. These fans help reduce moisture and stale air inside the house. Guidelines vary for when and how long such fans should be configured to operate depending on the size of the house, number of occupants and rating of the fan. Recommend reviewing instructions or documentation for the timer and configuring the fan as necessary. The inspector notes these systems when present, but does not determine their adequacy, or if the timer is operable. For more information, visit:
http://www.google.com/search?q=configure+laundry+fan+ventilation

Photo 109  
Timer for master bathroom fan.
 
 
Fireplaces, Stoves, Chimneys and Flues Return to table of contents
Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.
Condition of wood-burning fireplaces, stoves: Required repair, replacement and/or evaluation (see comments below)
Wood-burning fireplace type: Masonry with metal liner
Wood-burning stove type: Insert
Fan or blower installed in wood-burning fireplace or stove: No
Condition of chimneys and flues: Required repair, replacement and/or evaluation (see comments below)
Wood-burning chimney type: Masonry
74) No spark screen or rain cap was installed at one or more chimney flue terminations. Spark screens reduce the chance of embers exiting the flue and causing fires. They also prevent wildlife (e.g. birds, rodents, raccoons) from entering flues. Rain caps prevent water from entering flues, mixing with combustion deposits and creating caustic chemicals which can corrode flues. They also prevent damage to masonry from freeze-thaw cycles and prevent metal components (e.g. dampers, metal firebox liners) from rusting. Recommend that a qualified person install rain caps with spark screens per standard building practices where missing.

Photo 50  

Photo 51  

75) One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:
http://www.csia.org/

Various repairs were needed for the stove insert. For example, the metal bracket securing the gasket was broken and loose. The gasket was deteriorated. There was a hole in the flue pipe. These conditions should be brought to the attention of the contractor who services the wood burning devices.

Note that the metal liner for the fireplace has been cut (damaged) when the insert was installed.

Photo 98  
Loose bracket for securing door gasket.

Photo 99  
Deteriorated gasket.

Photo 100  
Hole in flue.

Photo 101  
Metal fireplace liner cut/damaged for wood stove insert installation.

Photo 102  
 

76) One or more masonry chimney crowns were deteriorated. Crowns are meant to keep water off of the chimney structure and prevent damage from freeze-thaw cycles. Chimney crowns are commonly constructed by mounding concrete or mortar on the top chimney surface, however this is substandard. A properly constructed chimney crown should:Recommend that a qualified contractor repair or replace crowns as necessary, and per standard building practices.

Photo 49  

Photo 52  

77) Mortar at the east brick chimney was deteriorated (e.g. loose, missing, cracked) and had caulk applied for a "repair". As a result, water is likely to infiltrate the chimney structure and cause further damage. Recommend that a qualified contractor repair as necessary. For example, by repointing the mortar.

Photo 48  
Caulk used to repair deteriorated mortar at masonry chimney.
 
 
Kitchen Return to table of contents
Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.
Permanently installed kitchen appliances present during inspection: Range, Dishwasher, Refrigerator, Under-sink food disposal, Microwave oven
Condition of counters: Required repair, replacement and/or evaluation (see comments below)
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable, Near, at or beyond service life
Condition of dishwasher: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Condition of range, cooktop: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
Range, cooktop type: Electric
Condition of refrigerator: Appeared serviceable
Condition of built: Required repair, replacement and/or evaluation (see comments below), Near, at or beyond service life
78) The range could tip forward. An anti-tip bracket may not be installed. This is a potential safety hazard since the range can tip forward when weight is applied to the open door, such as when a small child climbs on it or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free-standing ranges since 1985. Recommend installing an anti-tip bracket to eliminate this safety hazard. For more information, visit:
http://www.google.com/search?q=range+anti-tip+bracket

Photo 85  
Anti-tip bracket warning label.
 

79) The dishwasher was inoperable (no water flowed). Recommend that a qualified specialist evaluate and repair or replace as necessary.
80) An exhaust hood was installed over the cook top or range, but the fan recirculated the exhaust air back into the kitchen. This may be due to no duct being installed, baffles at the front of the hood not being installed, or a problem with the duct. This can be a nuisance for odor and grease accumulation. Where a gas-fired range or cook top is installed, carbon monoxide and excessive levels of moisture can accumulate in living spaces. Recommend that a qualified contractor evaluate and repair as necessary so exhaust air is ducted outdoors.

Photo 83  
 

81) Countertops and/or backsplashes were damaged or deteriorated. Recommend repairing or replacing as necessary.

Photo 88  
Damaged tile backsplash.
 

82) Standoffs (metal supports) for the oven's bake element were missing and/or damaged so that the bake element was inadequately supported. Recommend that a qualified person repair as necessary.

Photo 86  
 

83) The microwave oven handle was broken/loose.

Photo 82  
Broken handle on microwave oven.
 

84) Gaps, no caulk, or substandard caulking were found between countertops and backsplashes. Water may penetrate these areas and cause damage. Recommend that a qualified person repair as necessary. For example, by installing caulk.

Photo 87  
Caulk needed at backsplash.
 

85) The estimated useful life for most kitchen appliances is 10-15 years. One or more appliances (dishwasher, range, microwave, under-sink food disposal) appeared to be near, at or beyond their service life. Even if operable, recommend budgeting for replacements in the near future.

Photo 84  
Older appliances.
 
 
Bathrooms, Laundry and Sinks Return to table of contents
Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.
Location #A: Full bath, first floor
Location #B: Master bath, first floor
Location #C: Laundry room/area
Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Condition of sinks and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of toilets: Appeared serviceable
Condition of bathtubs and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of shower(s) and related plumbing: Required repair, replacement and/or evaluation (see comments below)
Condition of ventilation systems: Appeared serviceable
Bathroom ventilation type: Spot fans
Gas supply for laundry equipment present: No
240 volt receptacle for laundry equipment present: Yes
86) A waterproof cover should be installed over the shower light in the master bathroom.

Photo 117  
Light in master bathroom shower needs waterproof cover.
 

87) One or more sink faucet handles at location(s) #A were loose. Recommend that a qualified person repair or replace as necessary.

Photo 104  
 

88) One or more bathtub faucet handles at location(s) #B were loose. Recommend that a qualified person repair or replace handles as necessary.

Photo 110  
 

89) A significant amount of water came out of the bathtub spout when the shower at location(s) #A was turned on. The diverter valve is likely defective, or may be encrusted with mineral deposits. Water will be wasted as a result. Recommend that a qualified plumber repair or replace components as necessary.

Photo 108  
 

90) Tile, stone and/or grout in the flooring at location(s) #A was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the the subfloor as a result. Recommend that a qualified contractor repair as necessary.

Photo 107  
 

91) The sink at location(s) #C was loose, or not securely attached to the wall or floor. Leaks can occur if plumbing supply or drain lines are moved. Recommend that a qualified person repair as necessary.

Photo 91  
Loose laundry sink.
 

92) Ribbed, flexible drain pipe was used at the sink at location(s) #A. This type of drain pipe accumulates debris more easily than smooth wall pipe and is likely to clog. Recommend that a qualified plumber replace flexible piping with standard plumbing components (smooth wall pipe) to prevent clogged drains.

Photo 106  
 

93) The shower door at location(s) #B wouldn't latch or close fully. Water can leak out of the enclosure during showers. Recommend that a qualified person repair as necessary.

Photo 116  
 

94) The sink drain stopper mechanism at location(s) #A was missing. Recommend that a qualified person repair or replace as necessary.

Photo 105  
 
 
Interior, Doors and Windows Return to table of contents
Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.
Condition of exterior entry doors: Required repair, replacement and/or evaluation (see comments below)
Exterior door material: Wood, Metal, Fiberglass or vinyl, Glass panel
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Required repair, replacement and/or evaluation (see comments below)
Type of windows: Vinyl, Multi-pane, Sliding, Single-hung
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall or plaster
Ceiling type or covering: Drywall or plaster
Condition of flooring: Required repairs, replacement and/or evaluation (see comments below)
Flooring type or covering: Carpet, Vinyl, linoleum or marmoleum, Wood or wood products, Tile
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
95) One or more bedroom windows had substandard egress by today's standard building practices. Adequate egress is important in the event of a fire or emergency to allow escape or to allow access by emergency personnel. Bedroom windows had an opening size that was too small. This is a potential safety hazard. Standard building practices require that every bedroom have at least one window as follows:And for window wells below grade:Where windows are too high, at a minimum, the client should keep something that serves as a ladder below the window at all times. Recommend that a qualified contractor repair or make modifications per standard building practices. For more information, visit:
http://www.google.com/search?q=bedroom+window+egress+for+fire

Photo 124  
Upstairs, west bedroom window.
 

96) Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. At a minimum, the client should be aware of this hazard, especially when guests who are not familiar with the stairs are present. Recommend that a qualified contractor repair per standard building practices.

Photo 118  
9 inch stair treads.
 

97) A door swung outward over one or more sets of stairs, and either no landing was installed, or the landing didn't extend at least 20 inches beyond the outermost swing area of the door. This a safety hazard since someone standing on the stairs can fall or be pushed backwards if the door is opened. Recommend that a qualified contractor repair per standard building practices.

Photo 125  
Basement door.
 

98) Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with four or more risers or where stairs are greater than 30 inches high. Recommend that a qualified contractor install handrails where missing and per standard building practices.

Photo 71  
No handrail at basement stairs.

Photo 73  
No handrail at main stairs.

99) Guardrails at one or more locations with drop-offs higher than 30 inches were missing. This poses a fall hazard. Guardrails should be installed where walking surfaces are more than 30 inches above the surrounding grade or surfaces below. Recommend that a qualified contractor install guardrails where missing and per standard building practices.

Photo 70  
Guardrail missing at basement stairs.
 

100) Floors in one or more areas were not level. This can be caused by foundation settlement or movement of the foundation, posts and/or beams. Significant repairs may be needed to make floors level. Recommend that a qualified contractor and/or engineer evaluate further. Repairs should be performed by a qualified contractor.
101) Glass in one or more windows was cracked, broken and/or missing. Recommend that a qualified contractor replace glass where necessary.

Photo 13  

Photo 44  

102) Vinyl, linoleum or marmoleum flooring in one or more areas was damaged. If in a wet area, water can damage the the sub-floor as a result. Recommend that a qualified contractor replace or repair flooring as necessary.

Photo 89  
Vinyl flooring in kitchen.
 

103) Daylight was visible around the front door. Weatherstrip was deteriorated and/or missing. The door dragged on the floor when opened. Recommend that a qualified contractor repair as necessary.

Photo 94  
Daylight visible around front door.

Photo 154  
Front door dragging on floor.

104) Tile, stone and/or grout in the flooring in one or more areas was deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. If in a wet area, water can damage the the sub-floor. Recommend that a qualified contractor repair as necessary.

Photo 90  
Tile flooring laundry room, deteriorated grout.
 

105) Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks.Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary.

Photo 78  
Dry stains at kitchen ceiling.

Photo 121  
Attic space over kitchen. Area highlited by circle is above stained ceiling.

106) Screens were missing from some windows. These windows may not provide ventilation during months when insects are active.
 
Wood Destroying Organism Findings Return to table of contents
Limitations: This report only includes findings from accessible and visible areas on the day of the inspection. In addition to the inaccessible areas documented in this report, examples of other inaccessible areas include: sub areas less than 18 inches in height; attic areas less than five feet in height, areas blocked by ducts, pipes or insulation; areas where locks or permanently attached covers prevent access; areas where insulation would be damaged if traversed; areas obscured by vegetation. All inaccessible areas are subject to infestation or damage from wood destroying organisms. The inspector does not move furnishings, stored items, debris, floor or wall coverings, insulation, or other materials as part of the inspection, nor perform destructive testing. Wood destroying organisms may infest, reinfest or become active at anytime. No warranty is provided as part of this inspection.
Visible evidence of active wood destroying insects: No
Visible evidence of active wood decay fungi: Yes
Visible evidence of past wood destroying insects: No
Visible evidence of past wood decay fungi: Yes
Visible evidence of damage by wood destroying insects: No
Visible evidence of damage by wood decay fungi: Yes
Visible evidence of conditions conducive to wood destroying organisms: Yes
 
FOLLOW-UP INSPECTION POLICY
Generally we discourage follow-up inspections for these reasons

1. Quality of repairs
If repairs are made to a property based on the results of an inspection, the work should be performed by qualified contractors, not the seller. By qualified, we mean licensed, bonded, state-certified where applicable and with a reasonable amount of experience. Contractors providing repairs should provide legible documentation in the form of work orders and/or receipts. If repairs are made in this way, then there's generally no need for a follow-up inspection. Additionally, it may be better to negotiate a lower price on your home and have repairs made by contractors you choose rather than the seller making repairs as cheaply as possible.

2. Pest inspections required for some follow-up inspections
On occasion, some follow-up inspections may require a complete, new structural pest inspection. Examples include:
  • Evaluating a crawl space after carpenter ant infestation was found
  • Evaluating numerous items throughout a structure after a significant amount of time has passed (original inspection in winter, follow-up in summer)

    Our fees for follow-up inspections are as follows:
  • Follow-up inspection: $150
  • Follow-up inspections with a structural pest (WDO/WDI) inspection: $250

    Additional charges usually apply for travel outside of Kitsap County




    SCOPE AND LIMITATIONS OF THIS INSPECTION
    This inspection is limited to a visual observation of the exposed and readily accessible areas of the home. The concealed and inaccessible areas are not included. The following locations are considered inaccessible due to limited height and excluded from this inspection unless otherwise stated:
  • Crawl space areas less than 18 inches in height
  • Attic spaces less than 5 feet in height
  • Spaces under outdoor decks less than 5 feet high

    Observation includes operation of the systems or components by means of the normal user controls. Dismantling of equipment, and destructive testing is not included. Some specific items are also excluded, and these are listed in the following section. If you feel there is a need for evaluation of any of these items, then you will need to arrange for specific inspections.

    Items not Included
    1. Recreational, leisure, playground or decorative equipment or appliances including but not limited to pools, hot tubs, saunas, steam baths, landscape lighting, fountains, shrubs, trees, and tennis courts;
    2. Cosmetic conditions (wallpapering, painting, carpeting, scratches, scrapes, dents, cracks, stains, soiled or faded surfaces on the structure or equipment, soiled, faded, torn, or dirty floor, wall or window coverings etc.);
    3. Noise pollution or air quality in the area;
    4. Earthquake hazard, liquefaction, flood plain, soil, slide potential or any other geological conditions or evaluations;
    5. Engineering level evaluations on any topic;
    6. Existence or non-existence of solder or lead in water pipes, asbestos, hazardous waste, radon, urea formaldehyde urethane, lead paint or any other environmental, flammable or toxic contaminants or the existence of water or airborne diseases or illnesses and all other similar or potentially harmful substances (although the inspector may note the possible existence of asbestos in ceiling texture and furnace duct tape);
    7. Zoning or municipal code (e.g. building, fire, housing (existing buildings), mechanical, electrical, plumbing, etc. code) restrictions or other legal requirements of any kind;
    8. Any repairs which relate to some standard of interior decorating;
    9. Cracked heat exchangers or similar devices in furnaces;
    10. Any evaluation which requires the calculation of the capacity of any system or item that is expected to be part of the inspection. Examples include but are not limited to the calculation of appropriate wattage or wiring of kitchen appliances, appropriate sizing of flues or chimneys, appropriate ventilation to combustion-based items (e.g. furnaces, water heaters, fireplaces etc.), appropriate sizing, spacing and spanning of joists, beams, columns, girders, trusses, rafters, studs etc., appropriate sizing of plumbing and fuel lines, etc.;
    11. Washers and dryers;
    12. Circuit breaker operation;
    13. Specialty evaluations such as private sewage, wells, solar heating systems, alarms, intercom systems, central vacuum systems, wood and coal stoves, pre-fab and zero clearance fireplaces, space heaters, sprinkler systems, gas logs, gas lights, elevators and common areas unless these have been specifically added to the inspection description above but only to the degree that the inspector is capable of evaluating these items;
    14. Items that are not visible and exposed including but not limited to concealed wiring, plumbing, water leaks, under bathtubs and shower stalls due to faulty pans or otherwise, vent lines, duct work, exterior foundation walls (below grade or covered by shrubs or wall/paneling, stored goods etc.) and footings, underground utilities, and systems and chimney flues;
    15. Evaluations involving destructive testing;
    16. Evaluation which requires moving personal goods, debris, furniture, equipment, floor covering, insulation or like materials;
    17. Design problems and adequacy or operational capacity, quality or suitability;
    18. Fireplace drafting;
    19. To prevent damages to units, air conditioning when outside temperature below 60 degrees F or if the unit has not been warmed up or on for at least 24 hours prior to inspection;
    20. Any evaluation which would involve scraping paint or other wall coverings;
    21. Heating system accessories (e.g. humidifiers, electronic air cleaners etc.);
    22. Legal description of property such as boundaries, egress/ingress, etc.;
    23. Quality of materials;
    24. Conformance with plan specifications or manufacturers specifications;
    25. Flood conditions or plains;
    26. Any other characteristics or items which are generally not included in a building inspection report on a regular basis.
    As a part of our service, we sometimes provide approximate, cost of repair estimates for particular items. These estimates should be considered as background information only. It is beyond the scope of this inspection and report to supply you with accurate repair costs. Such estimates should be supplied by contractors who specialize in this type of work. Our estimates should be used only as guidelines. If you intend to negotiate the price of this property based on defects found during this inspection, we strongly suggest you obtain one or more written bids from a licensed contractor(s). It is a conflict of interest for All Point Home Inspections to recommend any specific contractor.

    Evaluations are made as to the present age, and remaining economic life of an item, i.e. water heaters, roofs, plumbing, furnaces, etc. These evaluations are based on visual observation, industry averages and prior experience. THEY ARE NOT OFFERED AS A WARRANTY OR CERTIFICATION OF REMAINING LIFE.

    Disclaimer
    In some cases we may recommend your consulting a specialist such as a structural engineer or licensed electrician. Hiring a specialist can be a prudent means of providing some protection of your financial investment in this property. WE DO NOT MAKE ANY TYPE OF WARRANTY OR GUARANTEE AS TO THE CONDITION OF THE PROPERTY. SOME THINGS MAY REMAIN HIDDEN OR BECOME DEFECTIVE AFTER THE INSPECTION. IT IS NOT POSSIBLE TO DETECT EVERY DEFECT WITHIN A BUILDING DURING THE COURSE OF A GENERAL INSPECTION. THIS REPORT SHOULD BE USED IN CONJUNCTION WITH, AND NOT A REPLACEMENT FOR , A PRE-CLOSING WALK-THROUGH BY THE CLIENT.
    THIS INSPECTION IS NOT AN INSURANCE POLICY AGAINST HIDDEN DEFECTS, OR CONDITIONS THAT ARE NOT VISIBLE AND READILY APPARENT AT THE TIME OF INSPECTION.

    THE COST OF THIS INSPECTION DOES NOT ENTITLE YOU TO ANY TYPE OF PROTECTION FROM HIDDEN FLAWS AND DEFECTS. THIS INSPECTION DOES NOT TRANSFER YOUR ULTIMATE RESPONSIBILITY TO ALL POINT HOME INSPECTIONS.